Australia has one of the highest rates of asbestos use in the world, and homes built or renovated before the early 1990s commonly contain asbestos somewhere in their construction. Add in the widespread use of lead-based paint right up until the late 1970s, and it becomes clear why older homes deserve a bit more scrutiny before you sign a contract or pick up a sledgehammer.
None of this means you should avoid buying an older home. It means going in with a clear checklist, so you know what to look for, what to ask your building inspector, and when it is worth arranging independent testing before you commit to renovation work.
Check the build era first
The single most useful piece of information is simply when the home was built, or when it was last substantially renovated. Homes from before the early 1990s are the most likely to contain asbestos-based products, while lead paint risk extends back further, since it was commonly used right through to the late 1970s and, in smaller quantities, into the early 1980s. A property built in the 1960s and never significantly renovated carries meaningfully higher risk than one rebuilt in the 2000s.
Look for common asbestos locations
Asbestos-containing sheeting was widely used in specific parts of a home, and knowing where to look helps you ask better questions during an inspection:
- Eaves, external cladding and fencing, particularly flat or corrugated fibre cement sheets
- Bathroom and laundry wall linings, especially behind tiles
- Under-floor areas, garages and older sheds
- Vinyl floor tiles and the backing of some older linoleum
- Roofing in older weatherboard and fibro-style homes
Intact, undisturbed asbestos in good condition is not automatically dangerous. The risk arises when it is damaged, deteriorating, or about to be disturbed by renovation work such as drilling, sanding or demolition.
Look for signs of lead paint
Lead paint is harder to spot with the naked eye than asbestos sheeting, since it looks like any other old paint once it has been recoated. A few practical signs to watch for include paint that is cracking or flaking in a distinctive pattern sometimes described as alligatoring, chalky paint residue on window sills and frames, and any renovation work that has already exposed multiple layers of old paint. As with asbestos, the real risk comes from disturbing it, particularly through dry sanding, which is one of the most common causes of dangerous household lead exposure.
Ask your building inspector the right questions
A standard pre-purchase building and pest inspection is not the same as a dedicated hazardous materials assessment, but a good inspector will usually comment on visible risk factors. Before your inspection, it is worth explicitly asking:
- Does the report include any comments on suspected asbestos-containing materials?
- Are there any visible signs of paint deterioration that could indicate lead-based paint?
- Would you recommend a dedicated asbestos or lead paint test before renovation?
If your inspector flags a concern, treat it as a genuine prompt for further testing rather than something to negotiate around and forget.
When to arrange dedicated testing
If you are planning any renovation work on a pre-1990s property, testing before you start is the safest and often the cheapest path. It is considerably less expensive to test a suspect material before demolition than to stop a project halfway through because a tradesperson has disturbed something unexpectedly. This applies whether you are planning a full renovation or something as simple as removing an old bathroom vanity.
Testing itself is straightforward: a technician takes small samples of the suspect material, which are sent to an accredited laboratory for analysis. Results are typically available within a few days, and if asbestos or lead paint is confirmed, you will have a clear picture of what needs to be professionally removed versus what can be safely managed in place.
What if you find something after settlement?
If you have already purchased a property and later discover suspected asbestos or lead paint, the same principle applies: test before you disturb it, and use a licensed removalist for anything beyond very small, contained non-friable material. Trying to save money by handling it yourself is one of the more common ways homeowners end up with a bigger, more expensive problem than the one they started with.